808 Bronco Ln · Fayetteville, NC 28303

$109,000

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 211 Days on market

Built 1972 0.28 ac lot Est $192k · 43% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Good investment opportunity! Brick ranch style home located in the Ponderosa neighborhood. Home features 3 bedrooms, 1.5 bathrooms, living room, eat-in kitchen and single carport. Situated on large corner lot and has an outside storage shed. Please be aware this sale is subject to NCGS Chapter 1 Article 29A and the procedures for private partition sales. An accepted offer will be treated as a starting bid and will begin the 10-day upset bid period. The buyer's due diligence period will not begin until the upset bid period expires. If the buyers bid is upset, all due diligence and earnest money will be refunded.

Key facts

• 0.28 acre lot
• Parking
• Built 1972

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Subdivision: PONDEROSA
• Construction: Brick and vinyl siding construction
• Exterior features: Corner lot

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: 5 total rooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump (heating)
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.9% in Fayetteville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#45 in NC, #4,031 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 280 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 32% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $191,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
843 Bedrock Dr	0.17mi	3/2.0	1,370 (+7%)	1mo	$180,000	$131	79
714 Bronco Ln	0.17mi	3/1.5	1,380 (+8%)	0mo	$199,900	$145	77
814 Maverick Ct	0.13mi	3/1.5	1,188 (-7%)	7mo	$177,500	$149	75
5318 Flagstone Ct	0.49mi	3/2.0	1,270 (-1%)	7mo	$175,000	$138	70
5512 Mesa Dr	0.53mi	3/2.0	1,328 (+4%)	3mo	$140,000	$105	66
301 Summer Hill Rd	0.59mi	3/2.0	1,316 (+3%)	3mo	$217,900	$166	65
284 Bonanza Dr	0.38mi	3/1.5	1,164 (-9%)	1mo	$184,800	$159	65
5305 Tabor Ct	0.58mi	3/2.0	1,232 (-4%)	7mo	$187,500	$152	61
342 Summer Hill Rd	0.62mi	3/1.5	1,409 (+10%)	2mo	$210,000	$149	51
5701 Comstock Ct	0.61mi	3/2.0	1,400 (+10%)	6mo	$227,500	$163	50
5705 Yellowstone Ct	0.59mi	3/2.0	1,131 (-12%)	8mo	$179,000	$158	47
6425 Freeport Rd	0.67mi	3/1.5	1,404 (+10%)	7mo	$210,000	$150	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $8,611
• Equity at exit: $16,252

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $41,512
• Equity at exit: $9,424

Cash invested: $30,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$572
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $412

Break-even live

Break-even rent $1,008

Max offer price $109,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	23d	1	0.10mi
833 Fresno Dr Fayetteville, NC	3.0	1.5	1512	$1,300	$0.86	23d	1	0.17mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	23d	1	0.31mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	23d	1	0.37mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	23d	1	0.59mi
425 Dunmore Rd Fayetteville, NC	3.0	2.0	1724	$1,800	$1.04	23d	1	0.65mi
5408 Cardigan Ct Fayetteville, NC	4.0	2.0	1700	$1,800	$1.06	23d	1	0.66mi
390 Summer Hill Rd Fayetteville, NC	3.0	2.5	1535	$1,990	$1.30	23d	1	0.74mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	23d	1	0.74mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	23d	1	0.83mi
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	13d	1	0.84mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	23d	1	0.84mi
3627 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	23d	1	0.86mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	23d	1	0.86mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	13d	38	0.86mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	23d	1	0.87mi
3619 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	13d	1	0.88mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	23d	1	0.90mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	23d	1	0.92mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	13d	14	0.92mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	23d	1	0.93mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	13d	46	0.94mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	23d	1	0.97mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	13d	1	0.98mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$1,650	$1.17	13d	1	1.00mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$2,000	$1.42	23d	1	1.00mi
6471 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$750	$0.83	23d	1	1.02mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	13d	58	1.02mi
6467 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$850	$0.94	23d	1	1.04mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	23d	14	1.08mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	23d	1	1.10mi
1429 Bozeman Loop Fayetteville, NC	1.0–3.0	1.0–2.0	1001	$1,500	$1.50	13d	24	1.12mi
267 Waterdown Dr Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	23d	1	1.13mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	13d	42	1.15mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	13d	6	1.16mi
824 Danish Dr Fayetteville, NC	3.0	2.5	1310	$1,400	$1.07	23d	1	1.17mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	13d	18	1.20mi
295 Warton Ln Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	13d	1	1.22mi
1025 Hirschfeld Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,935	$1.74	13d	17	1.23mi
741 Galloway Dr Fayetteville, NC	4.0	2.0	1551	$1,750	$1.13	13d	1	1.24mi

Listing history 20 events

1. 2026-06-18
   days on market $109,000 Active 211 DOM
2. 2026-06-17
   days on market $109,000 Active 210 DOM
3. 2026-06-16
   days on market $109,000 Active 209 DOM
4. 2026-06-15
   days on market $109,000 Active 208 DOM
5. 2026-06-14
   days on market $109,000 Active 206 DOM
6. 2026-06-13
   days on market $109,000 Active 205 DOM
7. 2026-06-10
   days on market $109,000 Active 203 DOM
8. 2026-06-09
   days on market $109,000 Active 202 DOM
9. 2026-06-08
   days on market $109,000 Active 201 DOM
10. 2026-06-07
    days on market $109,000 Active 200 DOM
11. 2026-06-03
    days on market $109,000 Active 196 DOM
12. 2026-06-02
    days on market $109,000 Active 195 DOM
13. 2026-06-01
    days on market $109,000 Active 194 DOM
14. 2026-05-31
    days on market $109,000 Active 193 DOM
15. 2026-05-30
    days on market $109,000 Active 192 DOM
16. 2026-02-13
    status Active
17. 2025-06-03
    status Pending
18. 2025-04-24
    status Active
19. 2024-11-01
    status Pending
20. 2024-09-13
    listed $109,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,352
• − Mortgage interest: −$6,106
• − Property taxes: −$2,156
• − Insurance: −$545
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$3,171
• Taxable income: $3,438
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,113/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Fayetteville

• Score: 75/100
• State rank: #45
• US rank: #4031

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, NC
• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• Metro: Fayetteville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

5 events — show timeline

• 2026-02-13 Relisted — LPRMLS
• 2025-06-03 Pending — LPRMLS
• 2025-04-24 Relisted — LPRMLS
• 2024-11-01 Pending — LPRMLS
• 2024-09-13 Listed $109,000 LPRMLS

Property tax history

+5.8%/yr

Latest (2025): $2,156 · +47.1% YoY. Source: county tax records.